161 Firetower Rd · Wetumpka, AL 36093

$124,000

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 88 Days on market

Built 1962 0.50 ac lot $110/sqft · 45% below area Est $226k · 45% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large lot in a great location. Move-in ready, fresh paint, new LVP floors.

Key facts

• New lvp floors
• Great location
• Large lot

Tags

• LARGE LOT
• GREAT LOCATION
• MOVE IN READY
• NEW LVP FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 4.0% in Wetumpka — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#22 in AL, #4,825 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities D, employment D, commute F.
• Elmore County (town): math 27% / reading 54% proficiency, ranked #21 of 129 in AL (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Redland Elementary School (math 35% / reading 66%, grade D+, #114 of 627 statewide, top 19%, 734 students, 40% FRL); Wetumpka Middle School (math 19% / reading 51%, grade F, #86 of 257 statewide, top 34%, 738 students, 73% FRL); Wetumpka High School (math 29% / reading 43%, grade F, #43 of 305 statewide, top 14%, 1,240 students, 49% FRL).
• Market conditions: 167 active listings in the ZIP; 92 units permitted in Elmore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Elmore County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.51%
• DSCR: 2.05
• GRM: 5.8

CMA / ARV

• ARV (median comp): $226,411
• List price: $124,000
• Delta: -45.23%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.67×
• Total profit: $23,179
• Equity at exit: $18,489

10-year hold

• IRR: 25.1%
• Equity multiple: 3.18×
• Total profit: $75,777
• Equity at exit: $10,721

Cash invested: $34,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 36093

• Home prices YoY: -20.6%
• Active inventory: 167
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,796 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $680

Break-even live

Break-even rent $935

Max offer price $124,000

Occupancy floor 57%

Sensitivity live

Price	-10% $750	-5% $715	+0% $680	+5% $645	+10% $610
Rent	-10% $538	-5% $609	+0% $680	+5% $751	+10% $822
Rate	-1.0pp $743	-0.5pp $712	base $680	+0.5pp $648	+1.0pp $615

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-15
   days on market $124,000 Active 88 DOM
2. 2026-06-14
   days on market $124,000 Active 86 DOM
3. 2026-06-13
   days on market $124,000 Active 85 DOM
4. 2026-06-10
   days on market $124,000 Active 83 DOM
5. 2026-06-09
   days on market $124,000 Active 82 DOM
6. 2026-06-08
   days on market $124,000 Active 81 DOM
7. 2026-06-07
   days on market $124,000 Active 80 DOM
8. 2026-06-05
   days on market $124,000 Active 77 DOM
9. 2026-06-03
   days on market $124,000 Active 76 DOM
10. 2026-06-02
    days on market $124,000 Active 75 DOM
11. 2026-06-01
    days on market $124,000 Active 74 DOM
12. 2026-05-31
    days on market $124,000 Active 73 DOM
13. 2026-05-30
    days on market $124,000 Active 72 DOM
14. 2026-04-17
    price $124,000 74-char remark

    Show marketing remark (74 chars)

    Large lot in a great location. Move-in ready, fresh paint, new LVP floors.

15. 2026-03-19
    listed $138,000 Active 74-char remark

    Show marketing remark (74 chars)

    Large lot in a great location. Move-in ready, fresh paint, new LVP floors.

16. 2019-02-05
    listed $69,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $440 · $37/mo
• Projected year-2 tax: $508 · $42/mo
• Expected delta: +$68/yr (+$6/mo · 15.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,550
• − Mortgage interest: −$6,946
• − Property taxes: −$440
• − Insurance: −$620
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$3,607
• Taxable income: $6,489
• Est. tax owed @ 24.0%: −$1,557
• After-tax cash flow: $6,604/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Elmore County
• NCES district ID: 0101290
• Math proficiency: 27% ▼ -25.00%
• Reading proficiency: 54% ▲ 3.00%
• Median HH income: $54,898
• Composite: 35.27/100
• National rank: #4974
• State rank: #21 of 129 in AL

Livability — Wetumpka

• Score: 74/100
• State rank: #22
• US rank: #4825

Category grades

Amenities D Commute F Cost of living A+ Crime A- Employment D Housing A+ Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22,242
• Population (ZIP): 11,699

Population outlook (Elmore County) Hauer SSP2

• Today (2025): 85,154 people
• By 2030: 86,667 · +1.8%
• By 2040: 89,014 · +4.5%
• By 2050: 90,331 · +6.1%
• By 2075: 96,096 · +12.8%
• By 2100: 95,290 · +11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 12% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Elmore

• 2024 margin: Solid R (+52.1) · D 23.6% · R 75.6%
• 2008→2024 swing: -1.1pp toward R · 2008: -50.9pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+48.2 2016: R+52.0 2012: R+48.8 2008: R+50.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.69%
• Current HPI: 149.4012
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+79.7% since first listed

3 events — show timeline

• 2026-04-17 Price Changed $124,000 MAAR
• 2026-03-19 Listed $138,000 MAAR
• 2019-02-05 Listed $69,000 MAAR

Property tax history

+5.7%/yr

Latest (2025): $440 · +6.2% YoY. Source: county tax records.